An Insider’s Guide to CAFM Software – Computer-Aided Facility Management
As a facilities manager or building owner, you know the importance of effectively managing properties and their complex operations. From maintaining equipment to streamlining work orders, overseeing preventive maintenance to optimizing space and assets, your team handles numerous daily tasks. Computer-Aided Facility Management – CAFM software can be a game-changer, centralizing information and automating repetitive work to save time and improve processes. But with various options on the market, how do you select the right solution?
In this post, I’ll share lessons from my 15+ years of experience implementing CAFM software systems at different organizations. We’ll explore core functions, key benefits, common challenges, and best practices for vendor selection and system setup. My goal is to provide a clear, authoritative overview of today’s top CAFM software options and implementation strategies to ease your decision-making. By the end, you’ll have a solid understanding of how CAFM software can elevate your facility operations.
What is CAFM Software?
At its core, CAFM refers to computer programs and applications developed to aid in facility management activities. These systems centralize data across a property portfolio, providing visibility and tools to streamline maintenance, space and asset management, energy and sustainability, budgeting, projects and more.
Some common CAFM software functions include:
- Work order management to generate, prioritize and track service requests and jobs.
- Preventive maintenance scheduling to ensure regular equipment upkeep and reduce breakdowns.
- Space management capabilities for room booking, floorplans and occupancy insights.
- Inventory control of assets with lookups, life cycle costing and procurement integration.
- Capital project planning and budgeting tools.
- Reporting dashboards and analytics for oversight of KPIs.
- Integration with other systems like security, accounting and HR for a centralized view.
Most CAFM software programs are cloud-based for easy access from any device and location. They employ user-friendly interfaces and often mobile apps for field teams. Let’s explore in more depth how these systems benefit facilities operations.
Key Benefits of CAFM Software
With a CAFM software solution, facilities managers gain an integrated digital solution to handle common challenges in four core areas: efficiency, visibility, compliance and long-term planning.
Automating routine manual tasks through a CAFM software saves huge time previously spent on paperwork, administrative duties and data entry. Teams can focus on more strategic initiatives.
CAFM software dashboards provide a unified view of activities, assets and performance metrics company-wide. Issues become easier to track, analyze and address proactively.
Features like scheduling and alerts help ensure adherence to maintenance, inspection and safety compliance. Audits involve easily accessible digital records.
Improved Long-Term Planning:
Analytical capabilities aid data-backed strategic space planning, capital budgeting, and life cycle cost forecasting for aging assets.
Proper CAFM software implementation is truly a facilities game-changer, but success depends on realistic expectations and best practices, which we’ll cover next.
When considering CAFM software, the options can seem overwhelming given various vendors in the market. How do you select the ideal solution through the noise? Let’s break down an intelligent, step-by-step process:
- Define Your Needs
Take inventory of your facilities, assets, processes and pain points. Document must-have vs. nice-to-have features based on current and future requirements. This ensures your shortlist matches priorities.
- Research Vendors and Functionality
Survey top 10-15 CAFM software providers and study their modules, clientele, reviews and pricing models. Check product demos critically to verify capabilities. Target full-suite or best-of-breed approaches.
- Shortlist and Request Proposals
Narrow options to 3-5 best fits and obtain formal proposals outlining costs, implementation timelines, references, training support and customization flexibility. Ask for client testimonials.
- Request Demonstrations
Schedule demonstration sessions for your shortlisted vendors to explore the systems live. Pay close attention to ease of use and request sample client datasets to try out workflows.
- Check Client References
Independently contact reference clients provided to understand real-life product experiences beyond sales marketing. Ask about ongoing support quality as well.
- Assess TCO and Contracts
Evaluate total cost of ownership factors like purchase price versus subscription and implementation support fees. Review license terms, service level agreements, customization allowances etc.
- Make Your Selection
Combine all evaluation criteria to choose the single best option for your needs, budget and timelines. Negotiate final terms before purchase.
Proper upfront planning is critical to a successful CAFM software implementation. Let’s discuss best practices in the next section.
Here are some best practices for CAFM software implementation and use:
- Appoint a project leader to oversee timelines, budget, and change management
- Form a core project team with representatives from key areas like facilities, IT, finance
- Define clear goals, objectives, scope and expectations upfront
- Conduct data audits and cleanup before migration to ensure accuracy
- Create comprehensive data dictionaries and standardize inputs
- Map existing workflows and procedures to new software templates
Training & Adoption
- Train supervisors before frontline staff for cascaded knowledge transfer
- Provide multiple live training sessions on key modules
- Designate power users to train colleagues and assist others
- Incorporate training scenarios that reflect real-world processes
- Run a pilot phase on a limited scope first before full rollout
- Get early user feedback and iterate before expanding usage
- Address bugs, workflow gaps and usability snags identified
- Send communication updates regularly to boost understanding
- Highlight initial wins achieved to spur further engagement
- Incorporate feedback in future roadmaps to refine over time
Post Go-Live Support
- Provide adequate support resources for the first few months
- Monitor usage, solicit feedback and refine as needed
- Track KPIs to quantify value and support continuous refinement
By emphasizing careful planning, data preparation, training, change management and post-implementation support, organizations can ensure smooth adoption and maximize ROI from their CAFM investment. With diligent best practices, facilities teams gain an invaluable digital partner for day-to-day excellence.
Integrations & Systems Interoperability of CAFM Software / Systems
For a CAFM system to truly deliver on its potential, seamless data integration with other key platforms is essential. Synchronizing information across disparate yet related systems eliminates data silos and redundant work. It also provides a holistic view of facilities operations.
Some common systems that integrate well with CAFM include:
Enterprise Resource Planning (ERP) Systems
Two-way synchronization of financial data, purchase orders, contracts and vendor information with the ERP streamlines procurement and accounting workflows.
Computerized Maintenance Management Systems (CMMS)
Integrating work order and preventative maintenance details provides technicians a single source of truth for repairs while passing completion details to CAFM.
Linking access control, video surveillance and intrusion detection integrations enables real-time visibility and responding to incidents from the CAFM interface.
Building Management Systems (BMS)
Real-time equipment performance metrics and alarm alerts integrated into CAFM optimize reactive and predictive maintenance planning.
HR & Payroll Systems
Synchronizing employee records, roles, manager hierarchies, timesheets and labor costs provides a comprehensive view for reporting and analysis.
Guided by integration best practices, one utility company connected their CAFM to 12+ internal and external systems including SAP, Infor LN, document management and geospatial platforms. This delivered a digital twin of their facilities and operations for streamlined processes, decision making and cost savings.
Common integration methods include APIs, web services, manual exports/imports and proprietary connectors. Organizations should select integration partners experienced in the specific systems to be linked and validate all data mappings to avoid mismatches. With the right integration blueprint, CAFM maximizes its value across the enterprise.
Tips for Ensuring Seamless Data Exchange on CAFM Software System
- Standardize common fields like IDs, names and codes to allow matching between systems
- Use web services/API integrations for real-time bidirectional syncing to avoid lags and errors
- Define clear ownership and SLA policies for ongoing integration maintenance/support
- Schedule regular validation of exchange by running reports to catch errors early
- Track historical metadata like timestamps, change types to facilitate reconciliation
- Implement data governance procedures and controls around integrated information access
- Conduct user acceptance testing of every integration before moving to production
Case Studies of Highly Integrated Facility Ecosystems
ABC Company (manufacturing)
- Integrated IBM Maximo, IBM TRIRIGA and FactoryTalk for predictive maintenance using real-time sensor data from the plant floor. This identified inefficiencies saving $3.5M annually.
- Connected Archibus, Philips Healthcare analytics, and Meditech EMR, improving annual portfolio planning by pinpointing space needed for new services/procedures.
- Linked Planon Universe, PeopleSoft campus systems and Fujitsu ARIS facilities reservation ensuring classroom/lab space aligned daily with changing enrollment and timetables.
- Integrated SpaceIQ, Oracle E-Business Suite and Esri GIS to obtain a single view of its 1000+ office portfolio operations worldwide. This supported annual facilities budgeting and lease management.
By bringing diverse yet related data sources together, organizations make informed decisions through a unified lens of their property operations.
Managing Customizations & Upgrades in CAFM Softwares
Recommendations for prioritizing and testing modifications to the system include categorizing customizations based on their impact such as enhancements, improvements, or urgent fixes. Assigning severity levels determined by how central changes are to core workflows can help focus initial testing efforts on the most integral or complex modifications.
Detailed test plans should be maintained, mapping specific test cases back to system requirements to thoroughly validate customized areas. Reinforcing these modified parts of the system during user acceptance testing with key stakeholders is also important.
Strategies for overseeing custom development handled internally versus externally recommend outsourcing more complex changes to vendor experts who have experience with the specific system, but using internal IT teams for simpler modifications can help organizations retain more institutional knowledge about the nuances of their customized setup over time.
Maintaining separate sandbox environments is important to avoid disruptions to the production system during development. Implementing source control and documentation standards for all customization work, along with periodic audits to ensure compliance with governance and security protocols, are best practices for managing custom development regardless of the resources building the changes.
Effective processes for validating that customizations do not break functionality when core system upgrades are applied involve maintaining comprehensive upgrade checklists detailing all areas modified from defaults. Thoroughly testing customized components in isolated sandboxes after upgrades occur and before migrating to production helps catch issues, as does regression testing impacted core processes end-to-end. Involving both internal staff and any external development partners supports finding interoperability problems between separately managed code components.
Scheduling upgrade projects to occur during less busy operational periods can also help should issues arise that require troubleshooting.
Frequently Asked Questions about CAFM Software
Q: Is a CAFM software / system worthwhile for a small facilities team?
A: Yes, cloud-based CAFM options have affordable pricing suitable even for teams managing a single building. Automation saves significant time for small groups too.
Q: What types of facilities are best suited for CAFM software?
A: CAFM can benefit any property portfolio including corporate offices, retail centers, healthcare campuses, education facilities, mixed-use developments, industrial parks and more.
Q: How long does CAFM software implementation typically take?
A: Most standard installations for pre-configured systems run around 3-6 months from contract to go-live, though complex custom projects may take 6-12 months.
Q: What ongoing costs are involved after installation?
A: Annual software maintenance/subscription fees generally range 15-25% of initial licensing. Managed services provide extra support for a fee.
Q: Can I integrate my existing work order and maintenance data?
A: Yes, most vendors offer data migration services to import historical specs, floorplans, assets and work history into the new CAFM software / platform.
Q: How much training is needed for new users?
A: Plan for 2-4 hours of initial system training, with quick proficiency on common tasks. Power users may require a day of advanced tutorials.
Q: Can CAFM apps be utilized offline in the field?
A: Many solutions now support limited offline functionality via mobile apps for inspections, audits and work order updates away from internet.
Q: What reports and dashboards are typically available?
A: Standard CAFM analytics include work order status, preventative maintenance compliance, space utilization, asset lifecycle and capital project tracking.
Q: Is user customization and modification supported?
A: Vendors allow varying degrees of custom form design, workflow tweaks, business rule adjustments and integrations without affecting core upgrades.